RICS Level 2 vs Level 3: Which Survey Do You Need?

My Home Buyers Survey helps you choose between a RICS Level 2 and Level 3 survey. The decision affects both your survey cost and the level of detail you receive about the condition of your property. For a complete overview, see our Complete Guide to Home Surveys.

Understanding the Key Differences

When you're buying a house, choosing the right type of survey is crucial. The two most common options are the RICS home survey Level 2 (homebuyer report) and the Level 3 building survey (full structural survey). Let me break down exactly what each offers.

RICS Level 2 Home Survey (Homebuyer Report)

The RICS Level 2 survey is the most popular choice for conventional properties. It's designed for typical homes in reasonable condition and provides a good balance of detail and value.

What's included in a Level 2 survey:

• Visual inspection of all accessible areas
• Traffic light rating system for defects
• Market valuation and insurance rebuild costs
• Advice on repairs and ongoing maintenance
• Assessment of major elements (roof, walls, floors, services)
• 20-30 page report in standardized RICS format

Level 3 Building Survey (Structural Survey)

The Level 3 building survey is the most comprehensive type of survey. It provides in-depth analysis and is essential for older properties or those in poor condition.

What's included in a Level 3 survey:

• Extensive inspection of all accessible areas
• Detailed analysis of construction and materials
• In-depth assessment of all defects and causes
• Specific advice on repairs, costs, and priorities
• Evaluation of building services
• 40-60+ page detailed report with photographs
• Bespoke report format tailored to your property

When to Choose a Level 2 Survey

A RICS Level 2 homebuyer survey is suitable when you're buying:

• A conventional house built within the last 100 years
• A property in reasonable condition
• Standard construction (brick/block walls, tiled roof)
• A semi-detached or terraced home - learn about semi-detached surveys
• A property without obvious major defects

I recommended a Level 2 survey to Emma, who was buying a 1960s semi-detached house. The property looked well-maintained, but the survey revealed £8,000 worth of issues including roof repairs and damp problems. Emma used the survey report to negotiate a price reduction.

When to Choose a Level 3 Survey

A Level 3 building survey is essential when you're buying:

• A property built before 1900
• A listed building or period property
• A home in poor or dilapidated condition
• Unusual construction or non-standard materials
• A property you're planning to renovate
• Any home with visible structural problems

Cost Comparison: Is Level 3 Worth the Extra Money?

The house survey cost varies significantly between levels:

• Level 2 Survey: £450-£800 (depending on property value)
• Level 3 Survey: £750-£1,500+ (depending on complexity)

The Level 3 survey costs more, but for older or complex properties, it's worth every penny. Last year, I surveyed a Victorian terrace where the Level 3 survey identified £30,000 worth of structural issues. The buyer renegotiated and saved £25,000 off the purchase price.

Making Your Decision

Still unsure which survey you need? Consider these questions:

1. When was your property built? (Pre-1900 suggests Level 3)
2. What's the condition? (Poor condition needs Level 3)
3. Are you planning major works? (Level 3 provides renovation guidance)
4. Is it standard construction? (Yes = Level 2, No = Level 3)
5. What's your budget? (Level 2 is more affordable)

For detailed information about all our survey types, visit our complete services page.

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